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Hayes Town & Lake Farm

Interactive map displaying Hayes Town & Lake Farm

About

The Hayes Town and Lake Farm area sits in the western part of the London Borough of Hillingdon. It is a largely residential district with a mix of housing types, from terraced homes to modern apartment developments. The area is anchored by the commercial centre of Hayes Town, which provides local shopping and services.

Lake Farm Country Park is a significant green space, featuring meadows, woodland, and the namesake lake. The park's ecology includes a heronry, where these birds nest in tall trees overlooking the water. This open land contrasts with the surrounding urban fabric and provides a route for walkers and cyclists along the Grand Union Canal.

Area overview

On average Hayes Town & Lake Farm has high deprivation and very high crime levels, with around 127 crimes per 1,000 residents per year. Approximately 23.2% of homes in this area are social housing provided by a local council or housing association. The average income per household in Hayes Town & Lake Farm is £64,070 per year. There are 5 schools in Hayes Town & Lake Farm: 4 primary (0 Outstanding and 4 Good) and 2 secondary (0 Outstanding and 2 Good). On average most houses in area has average public transport connectivity. Hayes Town & Lake Farm is home to around 14,062 people, with a population density of about 3,224.6 per km2.

Crime rate
9/10
Crimes per 1k residents
127
Deprivation level
8/10
Income level
2/10
Social housing
23.2%
Connectivity
5/10

Area Profile

Hayes Town & Lake Farm Population
14,062
Population density
3,224.6 per km²

Crime

Crime per 1,000 population

Violence and sexual offences
44.87(+44%)
Anti-social behaviour
41.1(+53%)
Shoplifting
17.85(+79%)
Vehicle crime
15.15(+62%)
Public order
11.88(+76%)
London average

Demographics

Ethnic groups

Indian
3,750
26.67%
British
2,450
17.42%
Other Asian
1,682
11.96%
African
1,349
9.59%
Pakistani
1,089
7.74%
Total population: 14,063

Economics

Education (age 16+)

Level 4+ (Degree)
3,504
32.47%
No qualifications
2,536
23.5%
Level 3 (A level)
1,303
12.07%
Level 2 (GCSEs 9-4)
1,236
11.45%
Level 1 (GCSEs 3-1)
1,230
11.4%
Total 16+ residents: 10,791

Housing

Housing tenure

Private landlord or letting agency
1,507
33.83%
Owns with a mortgage
1,067
23.95%
Owns outright
720
16.16%
Other social rented
475
10.66%
Social rents from council
467
10.48%
Total households: 4,455

Property prices in Hayes Town & Lake Farm

Based on 44 recent sales, the median property price is £519,000 in Hayes Town & Lake Farm area, with individual transactions ranging from £245,000 up to £760,000.

Price distribution per property type (last year)

Price distribution by property type for Hayes Town & Lake Farm in the last year.

Median sale price and percentiles per property type (last year)

Median sale price, sales count, and percentile information for each property type in Hayes Town & Lake Farm over the last year.
TypeSalesMedian
Flats12£298,475
Semi-Detached20£550,000
Terraced12£512,500

10 years median price trend in Hayes Town & Lake Farm

Ten year median sale price trend for each property type in Hayes Town & Lake Farm.

All postcodes in Hayes Town & Lake Farm

UB35WB

Silverdale Road

UB32UP

Church Road

UB31SS

Betam Road

UB32EE

Glebe Road

UB33FD

Greenwood Close

UB33DH

Austin Road

UB31FB

Powerhouse Lane

UB19RT

Hayes Town

UB32FY

Monarch Drive

UB111ET

The Square

UB31AH

Rostrevor Gardens

UB33FQ

Pump Lane

UB31EG

Hayes Town

UB31EA

Dawley Parade

UB33BN

Silverdale Road

UB32FT

Albacore Way

UB32FQ

Albacore Way

UB31LA

Princes Park Parade

UB39WT

Silverdale Road

UB33FL

Chailey Place

UB31DD

Blyth Road

UB33LP

Copperdale Road

UB33JJ

East Walk

UB32DD

Reid Close

UB32EA

Glebe Road

UB33JH

West Walk

UB33FB

Pump Lane

UB32RT

Elmlea Drive

UB33NT

Peter James Business Centre

UB32SH

Wood End Green Road

UB33ER

Coldharbour Lane

UB33LJ

Mount Road

UB32LU

Holmbury Gardens

UB33DE

Austin Road

UB32AN

Botwell Lane

UB39BU

Hayes Town

UB32BL

Botwell Lane

UB33NW

Chesterfield Way

UB33JL

Minet Drive

UB32SW

Church Walk

UB19PA

Silverdale Road

UB32NN

Lych Gate Walk

UB39TG

Silverdale Road

UB32BP

Central Avenue

UB33LL

Mount Road

UB31FS

Hayes Town

UB33JQ

Crossways

UB33EW

Coldharbour Lane

UB31AR

Printinghouse Lane

UB32EG

Fourth Avenue

UB31RY

Blyth Road

UB33JT

Halsway

UB19LB

Silverdale Road

UB33JZ

Hermon Grove

UB31SA

St Anselms Road

UB39DL

Hayes Town

UB33NB

Pump Lane

UB33HZ

Silverdale Road

UB31DX

Hayes Town

UB31ER

Hayes Town

UB31RT

Clayton Business Centre

UB39SZ

Silverdale Road

UB31HJ

Kestrel Way

UB33DW

Austin Road

UB32NW

Lych Gate Walk

UB33FG

Chailey Place

UB31EH

Dawley Road

UB111DB

Bennetsfield Road

UB34QQ

Bulls Bridge Road

Data Sources

All data is sourced from official UK government agencies and public datasets. Last updated: 16/05/2026.